2503 E 19th St · New York, NY 11235

$1,589,000

66 bd · 36.0 ba · 5,042 sqft · MultiFamily public records · 97 Days on market

Built 1928 2,617 sqft lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Sheepshead Bay 6-Family Investment Opportunity! Solid semi-attached 6-family brick building located in the Sheepshead Bay section of Brooklyn. This well-maintained property features five 2-bedroom, 1-bath units and one 1-bedroom, 1-bath unit, offering a strong and stable rental mix for investors. The building includes a full-sized unfinished basement with excellent potential for storage or additional utility space. Several recent capital improvements have already been completed, including recent boilers and updated kitchens in most units, helping to reduce future expenses while increasing tenant appeal. With a cap rate over 6%, this property presents a compelling opportunity for investors seeking strong cash flow in Brooklyn. Conveniently situated near shopping, public transportation, schools, restaurants, and all neighborhood amenities. Pre-approval or proof of funds is required prior to scheduling a showing.

Key facts

• Strong rental mix
• Near shopping
• Recent boilers

Tags

• FULL SIZED UNFINISHED BASEMENT
• RECENT BOILERS
• UPDATED KITCHENS
• STRONG RENTAL MIX
• NEAR SHOPPING
• NEAR PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Zoning: R4; Lot number: 89
• Financial info: Financing options considered: exchange, bank mortgage, cash; Property operates as a 6-unit building (multi-unit); Current rents reported for each leased unit

Exterior

• Parking: Street parking
• Utilities: Electric service: 110V and 220V; Gas for hot water and heating; Steam/radiator heat delivery
• Home design: Attached building; Residential property
• Construction: Brick construction; Flat roof; Poured concrete foundation; Building footprint approximately 80 x 21
• Exterior features: Back yard; Side yard

Interior

• Kitchen: Includes refrigerator and stove
• Bedrooms: 3 bedrooms on level 1; 4 bedrooms on level 2; 4 bedrooms on level 3
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 6 full bathrooms (2 on each level)
• Heating & cooling: Steam/radiator heat; Hot water and heating fuel: gas; Electrical: 110V and 220V; No central AC units reported
• Interior features: Refrigerator; Stove
• Laundry & utility: Utility expense reported (approx. $600)

What this means for you Summary

Snapshot

• This is a 5×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.59M).
• Recommended offer: $1.45M (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: Rents rising fast (+5.0%/yr); 521 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $21,573/mo this rent would consume 434% of the median local household income ($60k/yr) (locally 7823% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $48k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $445k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $71k; list at $1.59M implies a 2141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,445,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.95%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.04% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $188,257
• Equity at exit: $236,925

10-year hold

• IRR: 21.1%
• Equity multiple: 2.96×
• Total profit: $873,537
• Equity at exit: $137,388

Cash invested: $444,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11235

• Rents YoY: 5.0%
• Active inventory: 521
• Price-to-rent: 36.6×

Monthly cashflow live

• Estimated rent: $21,573 high
• Mortgage (P&I): −$8,333
• Tax from tax record: −$1,761 /mo · $21,137/yr
• Insurance: −$662
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,530
• Net cashflow: $6,286

Break-even live

Break-even rent $13,616

Max offer price $1,589,000

Occupancy floor 66%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$18,075
1× unit	1	1	$3,499
Total (6 units)			$21,573

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $397,250
• Closing costs: $47,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $1,589,000 Active 97 DOM
2. 2026-06-17
   days on market $1,589,000 Active 96 DOM
3. 2026-06-15
   days on market $1,589,000 Active 94 DOM
4. 2026-06-13
   days on market $1,589,000 Active 92 DOM
5. 2026-06-10
   days on market $1,589,000 Active 88 DOM
6. 2026-06-08
   days on market $1,589,000 Active 87 DOM
7. 2026-06-08
   days on market $1,589,000 Active 86 DOM
8. 2026-06-04
   days on market $1,589,000 Active 83 DOM
9. 2026-06-03
   days on market $1,589,000 Active 82 DOM
10. 2026-06-01
    days on market $1,589,000 Active 80 DOM
11. 2026-05-31
    days on market $1,589,000 Active 79 DOM
12. 2026-05-02
    price $1,589,000

    Show marketing remark (923 chars)

    Sheepshead Bay 6-Family Investment Opportunity! Solid semi-attached 6-family brick building located in the Sheepshead Bay section of Brooklyn. This well-maintained property features five 2-bedroom, 1-bath units and one 1-bedroom, 1-bath unit, offering a strong and stable rental mix for investors. The building includes a full-sized unfinished basement with excellent potential for storage or additional utility space. Several recent capital improvements have already been completed, including recent boilers and updated kitchens in most units, helping to reduce future expenses while increasing tenant appeal. With a cap rate over 6%, this property presents a compelling opportunity for investors seeking strong cash flow in Brooklyn. Conveniently situated near shopping, public transportation, schools, restaurants, and all neighborhood amenities. Pre-approval or proof of funds is required prior to scheduling a showing.

13. 2026-05-02
    price $1,589,000 923-char remark

    Show marketing remark (923 chars)

    Sheepshead Bay 6-Family Investment Opportunity! Solid semi-attached 6-family brick building located in the Sheepshead Bay section of Brooklyn. This well-maintained property features five 2-bedroom, 1-bath units and one 1-bedroom, 1-bath unit, offering a strong and stable rental mix for investors. The building includes a full-sized unfinished basement with excellent potential for storage or additional utility space. Several recent capital improvements have already been completed, including recent boilers and updated kitchens in most units, helping to reduce future expenses while increasing tenant appeal. With a cap rate over 6%, this property presents a compelling opportunity for investors seeking strong cash flow in Brooklyn. Conveniently situated near shopping, public transportation, schools, restaurants, and all neighborhood amenities. Pre-approval or proof of funds is required prior to scheduling a showing.

14. 2026-03-13
    listed $1,599,000 Active

    Show marketing remark (923 chars)

    Sheepshead Bay 6-Family Investment Opportunity! Solid semi-attached 6-family brick building located in the Sheepshead Bay section of Brooklyn. This well-maintained property features five 2-bedroom, 1-bath units and one 1-bedroom, 1-bath unit, offering a strong and stable rental mix for investors. The building includes a full-sized unfinished basement with excellent potential for storage or additional utility space. Several recent capital improvements have already been completed, including recent boilers and updated kitchens in most units, helping to reduce future expenses while increasing tenant appeal. With a cap rate over 6%, this property presents a compelling opportunity for investors seeking strong cash flow in Brooklyn. Conveniently situated near shopping, public transportation, schools, restaurants, and all neighborhood amenities. Pre-approval or proof of funds is required prior to scheduling a showing.

15. 2026-03-13
    listed $1,599,000 Active 923-char remark

    Show marketing remark (923 chars)

    Sheepshead Bay 6-Family Investment Opportunity! Solid semi-attached 6-family brick building located in the Sheepshead Bay section of Brooklyn. This well-maintained property features five 2-bedroom, 1-bath units and one 1-bedroom, 1-bath unit, offering a strong and stable rental mix for investors. The building includes a full-sized unfinished basement with excellent potential for storage or additional utility space. Several recent capital improvements have already been completed, including recent boilers and updated kitchens in most units, helping to reduce future expenses while increasing tenant appeal. With a cap rate over 6%, this property presents a compelling opportunity for investors seeking strong cash flow in Brooklyn. Conveniently situated near shopping, public transportation, schools, restaurants, and all neighborhood amenities. Pre-approval or proof of funds is required prior to scheduling a showing.

16. 2025-09-03
    price $1,788,000
17. 1981-07-01
    soldstatus $70,909

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $21,137 · $1,761/mo
• Projected year-2 tax: $23,996 · $2,000/mo
• Expected delta: +$2,859/yr (+$238/mo · 13.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $258,876
• − Mortgage interest: −$89,009
• − Property taxes: −$21,137
• − Insurance: −$7,945
• − Repairs & maintenance: −$20,710
• − Management: −$20,710
• − Depreciation: −$46,225
• Taxable income: $53,140
• Est. tax owed @ 24.0%: −$12,754
• After-tax cash flow: $62,682/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Kings County · 2,614,986 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 78,558
• Household income: $59,661
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 7823.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 2,847,441 people
• By 2030: 2,937,006 · +3.1%
• By 2040: 3,095,491 · +8.7%
• By 2050: 3,228,968 · +13.4%
• By 2075: 3,321,723 · +16.7%
• By 2100: 3,111,387 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Asian 15% Two or more races 9% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Scotch-Irish 15% Subsaharan African 12% Romanian 2%
• Foreign-born: 63% · China, Canada, Vietnam
• Languages at home: 24% English-only · Russian/Polish/Slavic 48% Chinese 7% Spanish 7%

Political lean MEDSL · Kings

• 2024 margin: Solid D (+44.0) · D 72.0% · R 28.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 59.4pp · 2024: 44.0pp
• All cycles: 2024: D+44.0 2020: D+54.8 2016: D+61.8 2012: D+63.9 2008: D+59.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.73%
• Current HPI: 303.6714
• Rent YoY: ▲ 5.04%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+2140.9% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $1,589,000 BNYMLS
• 2026-05-02 Price Changed $1,589,000 RLS at REBNY
• 2026-03-13 Listed $1,599,000 BNYMLS
• 2026-03-13 Listed $1,599,000 RLS at REBNY
• 2025-09-03 Price Changed $1,788,000 BNYMLS
• 1981-07-01 Sold (Public Records) $70,909 Public Records

Property tax history

+5.4%/yr

Latest (2025): $21,137 · +6.6% YoY. Source: county tax records.